233 N US Hwy 45 · Cisne, IL 62823

$63,500

3 bd · 1.0 ba · 1,100 sqft · SingleFamily · 183 Days on market

Built 1940 6,098 sqft lot $58/sqft · 57% below area

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Excellent Location, Great Layout, Lovely Yard, Amazing Price. This adorable 3 Bdrm home is priced at only $45,000 and has it all just ready for a new owner. The exterior is maintenance free, the yard has lots of shade and the perennials are planted, it has a detached 1 car garage plus separate storage area and dog pin. The interior features a nice size private master with a 11 x 7 walk in closet, a conveniently located laundry room with lots of storage, and a spacious eat-in kitchen. Located on the North edge of Cisne you are just close enough but not to far away from town. If you are looking for a cute affordable home in the Cisne area then don't wait. Homes with 3 bedrooms, this nice, at this price sell fast. None

Key facts

• Laundry room
• Detached hobby shop
• Enclosed breezeway

Tags

• UPDATED VINYL FLOORING
• LAUNDRY ROOM
• ENCLOSED BREEZEWAY
• DETACHED GARAGE
• DETACHED HOBBY SHOP
• BEAUTIFULLY LANDSCAPED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,064 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• North Wayne CUSD 200 (rural): math 30% / reading 35% proficiency, ranked #440 of 919 in IL (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($439 loan paydown + $1k appreciation (2.3% local appreciation)).
• Wayne County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask is 41% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $48k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.49%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

• ARV (median comp): $147,442
• List price: $63,500
• Delta: -56.93%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

2.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 2.59×
• Total profit: $28,331
• Equity at exit: $25,992

10-year hold

• IRR: 30.4%
• Equity multiple: 5.02×
• Total profit: $71,536
• Equity at exit: $38,169

Cash invested: $17,780 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 62823

• Home prices YoY: 2.1%
• Active inventory: 7
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$333
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $363

Break-even live

Break-even rent $484

Max offer price $63,500

Occupancy floor 57%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $63,500 Active 183 DOM
2. 2026-06-17
   days on market $63,500 Active 182 DOM
3. 2026-06-16
   days on market $63,500 Active 181 DOM
4. 2026-06-15
   days on market $63,500 Active 180 DOM
5. 2026-06-13
   days on market $63,500 Active 178 DOM
6. 2026-06-12
   days on market $63,500 Active 177 DOM
7. 2026-06-09
   days on market $63,500 Active 174 DOM
8. 2026-06-08
   days on market $63,500 Active 173 DOM
9. 2026-06-07
   days on market $63,500 Active 172 DOM
10. 2026-06-07
    days on market $63,500 Active 171 DOM
11. 2026-06-04
    days on market $63,500 Active 168 DOM
12. 2026-06-02
    days on market $63,500 Active 167 DOM
13. 2026-06-01
    days on market $63,500 Active 166 DOM
14. 2026-05-31
    days on market $63,500 Active 165 DOM
15. 2026-05-31
    days on market $63,500 Active 164 DOM
16. 2026-05-04
    price $63,500
17. 2026-03-10
    price $84,500
18. 2026-01-06
    historical
19. 2025-10-16
    listed Active
20. 2019-11-14
    soldstatus $48,000
21. 2018-07-31
    soldstatus $43,500
22. 2018-07-27
    soldstatus $43,500 725-char remark

    Show marketing remark (725 chars)

    Excellent Location, Great Layout, Lovely Yard, Amazing Price. This adorable 3 Bdrm home is priced at only $45,000 and has it all just ready for a new owner. The exterior is maintenance free, the yard has lots of shade and the perennials are planted, it has a detached 1 car garage plus separate storage area and dog pin. The interior features a nice size private master with a 11 x 7 walk in closet, a conveniently located laundry room with lots of storage, and a spacious eat-in kitchen. Located on the North edge of Cisne you are just close enough but not to far away from town. If you are looking for a cute affordable home in the Cisne area then don't wait. Homes with 3 bedrooms, this nice, at this price sell fast. None

23. 2018-07-27
    soldstatus $43,500 725-char remark

    Show marketing remark (725 chars)

    Excellent Location, Great Layout, Lovely Yard, Amazing Price. This adorable 3 Bdrm home is priced at only $45,000 and has it all just ready for a new owner. The exterior is maintenance free, the yard has lots of shade and the perennials are planted, it has a detached 1 car garage plus separate storage area and dog pin. The interior features a nice size private master with a 11 x 7 walk in closet, a conveniently located laundry room with lots of storage, and a spacious eat-in kitchen. Located on the North edge of Cisne you are just close enough but not to far away from town. If you are looking for a cute affordable home in the Cisne area then don't wait. Homes with 3 bedrooms, this nice, at this price sell fast. None

24. 2018-05-22
    listed $45,000 725-char remark

    Show marketing remark (725 chars)

    Excellent Location, Great Layout, Lovely Yard, Amazing Price. This adorable 3 Bdrm home is priced at only $45,000 and has it all just ready for a new owner. The exterior is maintenance free, the yard has lots of shade and the perennials are planted, it has a detached 1 car garage plus separate storage area and dog pin. The interior features a nice size private master with a 11 x 7 walk in closet, a conveniently located laundry room with lots of storage, and a spacious eat-in kitchen. Located on the North edge of Cisne you are just close enough but not to far away from town. If you are looking for a cute affordable home in the Cisne area then don't wait. Homes with 3 bedrooms, this nice, at this price sell fast. None

25. 2018-05-22
    listed $45,000 725-char remark

    Show marketing remark (725 chars)

    Excellent Location, Great Layout, Lovely Yard, Amazing Price. This adorable 3 Bdrm home is priced at only $45,000 and has it all just ready for a new owner. The exterior is maintenance free, the yard has lots of shade and the perennials are planted, it has a detached 1 car garage plus separate storage area and dog pin. The interior features a nice size private master with a 11 x 7 walk in closet, a conveniently located laundry room with lots of storage, and a spacious eat-in kitchen. Located on the North edge of Cisne you are just close enough but not to far away from town. If you are looking for a cute affordable home in the Cisne area then don't wait. Homes with 3 bedrooms, this nice, at this price sell fast. None

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $272 · $23/mo
• Projected year-2 tax: $857 · $71/mo
• Expected delta: +$585/yr (+$49/mo · 214.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,316
• − Mortgage interest: −$3,557
• − Property taxes: −$272
• − Insurance: −$318
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$1,847
• Taxable income: $3,512
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $3,511/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: North Wayne CUSD 200
• NCES district ID: 1710240
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 35% ▼ -20.00%
• Median HH income: $47,451
• Composite: 30.75/100
• National rank: #11402
• State rank: #440 of 919 in IL

Livability — Cisne

• Score: 59/100
• State rank: #1064
• US rank: #20361

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cisne, IL
• City population: 1,962
• Population (ZIP): 1,962

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 15,695 people
• By 2030: 15,277 · -2.7%
• By 2040: 14,526 · -7.4%
• By 2050: 13,826 · -11.9%
• By 2075: 12,049 · -23.2%
• By 2100: 9,912 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Lithuanian 2% Serbian 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 82% English-only · German/W. Germanic 14% Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+70.9) · D 14.0% · R 84.9% · Other 1.1%
• 2008→2024 swing: -35.7pp toward R · 2008: -35.2pp · 2024: -70.9pp
• All cycles: 2024: R+70.9 2020: R+70.5 2016: R+71.7 2012: R+58.2 2008: R+35.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.27%
• Current HPI: 112.1101
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+41.1% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $63,500 MRED as Distributed by MLS Grid
• 2026-03-10 Price Changed $84,500 MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-16 Listed — RMLSA as Distributed by MLS Grid
• 2019-11-14 Sold (Public Records) $48,000 Public Records
• 2018-07-31 Sold (Public Records) $43,500 Public Records
• 2018-07-27 Sold (MLS) $43,500 RMLSA as Distributed by MLS Grid
• 2018-07-27 Sold (MLS) $43,500 MRED as Distributed by MLS Grid
• 2018-05-22 Listed $45,000 RMLSA as Distributed by MLS Grid
• 2018-05-22 Listed $45,000 MRED as Distributed by MLS Grid

Property tax history

-6.6%/yr

Latest (2024): $272 · -10.0% YoY. Source: county tax records.